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Commissioners press owner and staff for creek protections, traffic study and shorter permit term for proposed Hawk Peak campground
Summary
Discussion on the Feldman / Three Sons / Hawk Peak campground application focused on protecting the creek/riparian buffer, traffic and access via Naked Creek Road (VDOT), bridge condition and whether a 99-year term and broad staff-level site-plan flexibility are appropriate; commissioners asked staff for follow-up with state agencies and Rockingham County.
The Planning Commission continued detailed review of a proposed special-use permit for a large campground on property currently under contract (listed under Feldman & Three Sons) with the prospective operator planning to create a campground marketed as Hawk Peak.
Commissioners Catherine Grech and Ken Johnson reported on a site visit and praised the property’s scenery while raising technical issues the commission wants addressed before recommending approval: traffic impacts on Naked Creek Road and whether VDOT requires a traffic study; protection of riparian buffers along the creek and whether fishing or wading accesses should be limited; stormwater and erosion management for a proposed 200 campsites; the condition of an existing neighbor bridge and the applicant’s plan to build a new bridge; and wildfire/ignition risk on southwest-facing slopes, which commissioners suggested be addressed in an emergency action plan tied to National Weather Service red-flag warnings.
Applicant counsel David Reed and project representatives said Feldman & Sons Outdoor Sale LLC is the current owner and that the purchaser under contract would be a newly formed entity; Reed said the applicant requests two condition edits: extend the SUP term to 99 years to reflect large anticipated capital investment and allow minor site-plan adjustments to be approved administratively (rather than require an SUP amendment) for engineering-driven changes such as driveway alignment or minor campsite relocation. Commissioners expressed skepticism about a 99-year term — noting USDA-backed financing commonly used for such projects typically runs 30–40 years — and suggested a shorter term (discussed: 30–50 years) would be more typical; several commissioners said they would prefer language for substantial-compliance review crafted by the Planning Commission’s zoning subcommittee rather than applicant-proposed wording.
Staff was asked to coordinate with Rockingham County on a small portion of the property and access that lies within that neighboring county’s mapping, and to consult state agencies (VDOT, Department of Health, NRCS or Department of Forestry) on traffic, riparian buffer protections, wastewater design and wildfire risk. The applicant asked that a public hearing be scheduled promptly; commissioners asked staff to complete the technical follow-up before setting final recommendation action.
